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Department of Finance, Services and Innovation
Department for Finance, Services and Innovation
Property Acquisitions Standards Group
Department for Finance, Services and Innovation
Property Acquisition Standards Group
Property Acquisition Standards
DFSI-2017-02 Improvements to NSW Land Acquisition Processes Attachment B
Version:
Version
Approval Authority
Approved Date
Applicable Date:
1.1
Director PAS
06/04/2017
30/06/2017
Purpose of this document
This document sets out standards to achieve the targeted resident, community and government outcomes covering recruitment and training, communications with landowners / residents and reporting on the property acquisitions process covered by the Land Acquisition (Just Terms Compensation) Act 1991.
Scope
These standards apply to all acquiring authorities that acquire land under the Land Acquisition (Just Terms Compensation) Act 1991 (the Act). References to acquiring authorities include all NSW Government Agencies, local councils and any organisation undertaking land acquisition under the Act, and must be adhered to by their staff and contractors.
Required Outcomes
The purpose of these standards is to support acquiring authorities in achieving the following outcomes:
Landowners/residents are, and feel they were treated fairly, with empathy and respect, and had the support and information they needed to manage the land acquisition process in accordance with the Act.
The community feel confident the government applies consistent, transparent, and fair land acquisition processes, support and compensation outcomes that deliver public value both financial and social
The government feels confident the property acquisition process is fair, transparent and is listening to and responding to community feedback
DFSI, CPA and acquiring authorities support the delivery of the optimal resident, community and project outcomes
Review
These standards will be reviewed by PAS every six months in consultation with the CPA. Any changes to standards will then be clearly communicated to acquiring authorities to ensure they are aware of any new obligations.
For any questions relating to the standards or the application of the standards please contact [email protected]
Details
Document title
Hyperlink
Standard: Acquiring Authority
Here
Standard: Personal Manager Acquisitions
Here
Standard: Centre for Property Acquisitions
Here
Standard: Property Acquisitions Standards Group
Here
Standard: Reporting
Here
Appendix A: Exception Process for providing less than the six-month fixed-term negotiation period
Here
Appendix B: Definitions
Here
Standard: Acquiring Authority
Introduction:
The standards for the acquiring authority aim to improve and simplify the resident/landowner experience throughout the property acquisition process. This includes providing the resident/landowner with a primary point of contact and ensuring high levels of service, consistency of information and resident/landowner empowerment.
Scope:
These standards apply to all acquiring authorities that acquire land under the Land Acquisition (Just Terms Compensation) Act 1991 (the Act). References to acquiring authorities include all NSW Government Agencies, local councils and any organisation undertaking land acquisition under the Act, and must be adhered to by their staff and contractors. These standards form part of a package of minimum requirements that apply to the Personal Manager Acquisitions role, Centre for Property Acquisition within TfNSW, and the Property Acquisition Standards Group.
Required Outcomes:
Land is acquired under the requirements of the Land Acquisition (Just Terms Compensation) Act 1991.
Consistent, transparent and personalised experience for the resident/landowner.
Clarity for the resident/landowner in who they need to deal with in the process.
Residents/landowners and community clearly understand the project and its benefits.
Written communications from the project are consistent and easy to understand.
Everyone involved with the process better understand their rights and responsibilities.
Residents/landowners are and feel supported during the process and fully understand the details of any offer
A higher rate of voluntary acquisitions.
Residents/landowners are not financially disadvantaged by the process compensation occurs on Just Terms.
Assurance that there is a sound basis for determining the level of compensation.
Details:
1. Project design and planning
1.1. The AA will provide a Property Acquisition Plan to the CPA for review and incorporate reasonable feedback in advance of any acquisitions (notionally at final business case stage). PAS may elect to participate in a peer review for acquisition plans for specific projects on a risk basis. The AA will seek approval through the CPA for exceptions to the standards. The CPA will liaise accordingly with the PAS in such instances to obtain approval.
1.2. The AA will engage with and provide information as requested to CPA throughout the life of each project. The AA will provide timely and accurate information as requested by PAS (via CPA) for the purposes of PAS fulfilling its role.
1.3. The AA will include KPIs regarding optimal resident/landowner outcomes into broader project objectives which will be reported through CPA to PAS.
2. Recruitment and Resourcing
2.1. The Personal Manager Acquisitions (PMA) and Community Place Managers (CPM) will be recruited by the AA in line with the accountabilities outlined in the position description documents (this excludes Specialist PMAs who are recruited directly by the CPA). There will be a representative from CPA as part of the decision making process for PMA recruitment.
2.2. Project Director and other project staff performance agreements and metrics will incorporate resident/landowner outcomes.
2.3. The AA will deploy CPMs to all infrastructure project(s)/acquisition(s) that require property acquisitions and standardise the use of CPMs within all infrastructure project(s)/acquisition(s) in NSW. The AA will seek approval through the CPA for exceptions to the standards. The CPA will liaise accordingly with the PAS in such instances to obtain approval.
2.4. The AA will deploy PMAs or resident/landowner engagement staff accredited by the CPA to all projects that require the acquisition or partial acquisition of residential properties and small businesses.
2.5. SPMAs will be utilised by AAs as required by CPA, for example for complex acquisitions or projects with significant community impacts.
2.6. In the limited circumstances that there is a need to replace the PMA, the AA is responsible for ensuring a comprehensive handover of responsibilities, for example management of the CRM.
3. Training and Communication
3.1. All staff involved in the acquisition process will be given appropriate training to ensure that they can communicate clearly; manage change, understand the situation from the perspective of the resident/landowner and demonstrate appropriate empathy; and can recognise when there is a need to escalate a difficult issue to a more appropriately trained colleague. Training to be completed using CPA prescribed training approach and materials.
3.2. All communications to residents/landowners relating to land acquisitions should be:
written in plain English
tailored to the specific needs of the resident/landowner (e.g. CALD, people with disability, specific demographics)
presented on a consistent letterhead
consistent with communication guidelines provided by the CPA.
3.3. The CPMs, transaction managers and PMAs should work together so that the PMA is well prepared with all necessary resident/landowner information for the initial door knock.
3.4. Every effort must be made to ensure the same PMA be appointed to the resident/landowner, regardless of the project and the AA.
3.5. Communications to the impacted resident/landowner should have a minimum of the following:
Project context explaining why the project is required and the community outcomes/benefits
Property Acquisition Guide
Formal engagement letter
Full details of the compensation determination.
3.6. All communications to the resident/landowner related to the acquisition must be recorded in the CRM system including records of conversations with the residents/landowners. The PMA must become familiar with project communications received by the resident/landowner (e.g by utilising Consultation Manager).
3.7. All information about issues relevant to the compensation determination to be provided to the Valuer General as soon as practicable but no later than seven days following the date of the compulsory acquisition.
4. Reporting
4.1. All property acquisition activity must be recorded in the CRM. The AA must ensure all property acquisition related information is kept private and secure and only made available to authorised users from AA and CPA. PAS will be provided with access to anonymized data from the CRM tool necessary to carry out its functions.
4.2. The AA will provide a comprehensive view of pipeline of acquisitions to the CPA.
4.3. The AA is accountable for the accuracy of information in the CRM relating to their project and ensuring all parties involved in the acquisition process have entered information relating to their case until resolution.
5. Community Support
5.1. The AA should ensure CPMs develop a good understanding of the local community, meet as many members of the community as possible, build strong relationships and provide the appropriate level of support to residents/landowners during the pre-contact process.
5.2. The AA should ensure CPMs are the primary point of contact for the community, for corridor and neighbour residents/landowners, for the duration of the project. CPMs will undertake all project general communication including community information sessions and communicate broader project related information e.g. rationale, benefits.
5.3. The AA should ensure PMA and/or CPMs conduct all necessary community research to ensure availability of high quality community information before the initial door knock.
6. Resident/Landowner Support
6.1. Provide the resident/landowner with a primary point of contact and ensure high levels of service, consistency of message and resident/landowner empowerment.
6.2. Property acquisition plans must include the recruitment, accreditation and on-boarding timeline for required PMA, SPMA and CPM roles in consultation with CPA.
6.3. The range of services available to support residents/landowners throughout the process must be easily accessible and easy to understand. At a minimum, all residents/landowners will have access to services including counselling and removalist and translation services, with specialised services available on an as needed basis.
6.4. Prior to commencement of the negotiation period, a detailed written explanation to the resident/landowner will be provided, written in plain English or tailored to the individual needs of the resident/landowner, setting out an explanation of the land acquisition process and setting out the rights and responsibilities of both the landowner and the acquiring authority.
6.5. The resident/landowner should be allowed a minimum six-month negotiation period prior to the issuing of a PAN. Any proposed reduction to this timeframe by the AA must be communicated to PAS via the CPA and approved by the Minister for the acquiring authority and the Minister for Finance, Services and Property (refer to Appendix A for full exception process). If a shorter timeframe is requested in writing by the resident/landowner, no exemption is required however the AA is required to advise the CPA.
6.6. A payment of up to $75,000 can be provided as compensation for disadvantage resulting from relocation. Standards for assessing such compensation must be followed and are available here.
6.7. The resident/landowner must not be required to pay rent during the three months post compulsory acquisition period.
7. Valuer General
7.1. Acquiring authorities must pay the reasonable costs of the Valuer General for providing a compulsory compensation valuation. Such costs include any matter where the Valuer General has commenced work following the issue of a PAN regardless of whether a determination of compensation is finally issued.
Standard: Personal Manager Acquisitions
Introduction:
This standard sets out that each resident/landowner whose property is acquired for public infrastructure under the Land Acquisition (Just Terms Compensation) Act 1991 will be allocated a Personal Manager Acquisitions (PMA) by the relevant acquiring authority. The PMA will provide end-to-end management of the projects interaction with the resident/landowner and all collateral to the resident/landowner will go through the PMA.
Scope:
These standards apply to all personal manager acquisitions and specialist personal manager acquisitions engaged by Acquiring Authorities (AAs) to support resident/landowners through the land acquisition process. These standards form part of a package of minimum requirements that apply to AAs, the Centre for Property Acquisition (CPA) within TfNSW, and the Property Acquisition Standards Group (PAS).
Required Outcomes:
Clear primary point of contact for residents/landowners
Government has confidence that the land acquisition process is being consistently applied across all acquiring authorities
Consistent, transparent and personalised experience for the resident/landowner
Residents/landowners will better understand their rights and responsibilities
Residents/landowners feel supported during the process and fully understand the details of any offer
PMA is empowered to ensure conversations and actions take into account individual circumstances.
Details:
1. Key accountabilities
1.1. The PMA will provide end to end management as the primary point of contact for the projects interaction with the resident/landowner.
1.2. PMA/Specialist PMA performance must deliver against the accountabilities and responsibilities outlined in the role position description.
1.3. PMAs will demonstrate excellent oral, written and inter-personal skills with a high degree of empathy.
1.4. The PMA will perform their role as part of the infrastructure project team to ensure high quality service for the resident/landowner and project outcomes.
2. Resident/Landowner Support in the first instance
2.1. The PMA will make every reasonable attempt to inform residents/landowners face-to-face that their property is required for a government infrastructure project.
2.2. The PMA will provide the resident/landowner with a clear understanding of the acquisition and relocation process, including what they can expect from the Government and what services will be provided to assist.
2.3. The PMA will act as the face of the project and as the primary point of contact for the resident/landowners interaction with the project and government.
2.4. The PMA will ensure the resident/landowner is fully informed of the range of support services that will be made available as well as specialised support to meet their particular circumstances.
2.5. The PMA will have discretion to arrange additional services to meet individual needs, which could include relocation consultants, storage and temporary accommodation.
3. Community Support
3.1. PMAs should work closely with Community Place Managers to ensure the PMA is well prepared with all necessary location information for the initial door knock.
4. Communications
4.1. All communications to the resident/landowner related to the acquisition must be recorded in the CRM system including records of conversations with the resident/landowners.
4.2. The PMA must be aware and have visibility of all communications to the resident/landowner.
5. Reporting
5.1. Resident/landowner feedback will be collated throughout the acquisition process and stored in CRM.
5.2. The PMA is responsible for the accuracy of information in the CRM relating to their engagement with the resident/landowner.
5.3. All property acquisition-related information shall be kept private and secure.
Standard: Centre for Property Acquisition
Introduction:
This standard sets out the minimum operating requirements for the whole of government Centre for Property Acquisition (CPA).
Scope:
These standards apply to the Centre For Property Acquisition in Transport for NSW, in its role supporting acquiring authorities under the Land Acquisition (Just Terms Compensation) Act 1991 (the Act). These standards form part of a package of minimum requirements that apply to the Personal Manager Acquisitions (PMA) role, Acquiring Authorities (AA), and the Property Acquisition Standards Group (PAS).
Required Outcomes:
Excellence in resident/landowner engagement in respect of land acquisitions
Consistent, transparent and personalised experience for the resident/landowner
Residents/landowners and the broader community clearly understand the project and its purpose
Clarity for PMAs and Specialist Personal Manager Acquisitions (SPMA) on their roles and responsibilities
Provide a platform for PMAs and SPMAs to share their experiences and best practices in the process
Provide feedback and insights to PAS on key developments relating to Policy review etc.
Details:
1. Resourcing & Recruitment
1.1. The position description for the PMA, SPMA and Community Place Managers (CPM) will be developed and regularly revised by the CPA, which will seek co-endorsement by the PAS.
1.2. The CPA will incorporate resident/landowner outcomes into performance agreements for Project Directors and project staff.
1.3. The CPA will regularly review the performance of Project Directors with respect to resident/landowner outcomes and address any issues.
1.4. The SPMA role will be recruited through the CPA in line with the accountabilities described in the position description.
1.5. The PMA role will be recruited by the AA in line with the accountabilities described in the position description in accordance with the requirements of CPA.
1.6. The CPA will deploy SPMAs to high impact or risk projects as needed. The acquiring authority will agree to the deployment of the SPMA.
1.7. The CPA will regularly review the performance of SPMAs with respect to resident/landowner outcomes and take action accordingly.
2. Training & Communications
2.1. PMAs, SPMAs, CPMs and all other similar roles involved in the acquisitions process will be given appropriate training to ensure that they can write in plain English; tailor communication to the individual needs of the resident/landowner; understand the situation from the perspective of the resident/landowner and demonstrate appropriate empathy; and recognise when there is a need to escalate a difficult issue to a more appropriately trained colleague.
2.2. The CPA will accredit all PMAs and SPMAs.
2.3. Training and accreditation will be regularly reviewed and updated by the CPA, and reviewed by PAS.
2.4. The CPA will maintain guidelines for communication to residents/landowners which will be regularly reviewed and updated.
2.5. All resident/landowner services provided by the acquiring authority will be regularly reviewed.
3. Community Support
3.1. Ensure effective pre-contact due diligence by acquiring authorities to specific community needs are understood and addressed as the project and acquisition process proceeds.
4. Resident/Landowner Support
4.1. The CPA will review and provide feedback on the property acquisition plan provided by the AA ahead of the commencement of acquisition activity). PAS may elect to participate in a peer review for acquisition plans for specific projects on a risk basis.
4.2. The CPA will complete a regular review of the services available to residents/landowners throughout the process. The CPA will engage PAS and notify AAs before publishing changes to resident/landowner services.
4.3. Resident/landowner feedback will be incorporated into all materials developed and revised by the CPA. Insights from resident/landowner feedback will be issued to PAS in order to consider development of land acquisition policies and standards.
5. Reporting
5.1. All property acquisition-related reporting will meet all NSW Government privacy and confidentially requirements.
5.2. The CPA must maintain a whole of government pipeline view for property acquisitions and will make anonymised data available to the PAS as required.
5.3. The CPA will capture resident/landowner feedback after the acquisition process is complete. PAS may obtain access to anonymized data to improve policies or standards.
5.4. CPA will provide insights from resident/landowner feedback to PAS and AAs to be incorporated in all guidelines, position descriptions, training and performance reviews.
5.5. CPA must provide (and procure from AAs) accurate and timely information to PAS for the purposes of PAS fulfilling its roles and responsibilities.
Standard: Property Acquisition Standards Group
Introduction:
This standard sets out the minimum operating requirements for the whole of government Property Acquisitions Standards Group.
Scope:
These standards apply to the Property Acquisition Standards Group (PAS) in the Department of Finance, Services and Innovation. These standards form part of a package of minimum requirements that apply to the Personal Manager Acquisitions (PMA) role, Acquiring Authorities (AA), and the Centre for Property Acquisition (CPA) within TfNSW.
Required Outcomes:
Ongoing review of land acquisition legislation, standards and processes and identifying opportunities for continuous improvement
Expert assistance to acquiring authorities on application of standards
Assurance that standards are being consistently applied across government
Regular reporting on land acquisition activity and providing visibility to Ministers and the public
Understanding the impact of the reform through compliance and KPI reporting
Details:
1. Establishment
1.1. PAS will ensure visibility of land acquisition activity across whole of government.
1.2. PAS will mandate the new acquisition process across all NSW government agencies, including by setting standards for how land acquisition should be undertaken.
1.3. PAS will be responsible for developing, maintaining and reviewing the legislative, policy and standards components of the land acquisition framework.
1.4. PAS will advise on land acquisitions, including providing advice on the application of policies and standards to individual cases but only if requested, and in conjunction with the CPA.
1.5. PAS will review and refresh all standards on a regular basis, as well as identify best practice materials.
1.6. PAS will audit the housing acquisition process across projects, provide advice on how to address issues, and escalate issues as required to an appropriate forum.
2. Reporting
2.1. PAS will report on a bi-annual basis to the public and ministers on whole of government property acquisition activities, and provide other related reporting as required.
2.2. PAS will manage and report on the Land Acquisition Key Performance Indicators.
2.3. PAS will ensure precise and consistent definitions across projects and across government.
2.4. PAS will identify and review standards for the NSW Government property acquisitions Customer Relationship Management System.
2.5. All property acquisition-related reporting will be with all NSW Government privacy and confidentially requirements.
2.6. PAS must ensure all property acquisition related information is kept private and secure and only made available to authorised users from AAs, CPA and PAS (anonymised data only).
3. Recruitment and Training
3.1. PAS must review any changes to key role accountabilities.
3.2. PAS must review changes to training material and communications guidelines.
4. Resident/Landowner Support
4.1. CPA will review and provide feedback on the property acquisition plan provided by the AA ahead of the commencement of acquisition activity. PAS may elect to participate in a peer review for acquisition plans for specific projects on a risk basis.
4.2. There will be a comprehensive range of services available to support residents/landowners throughout the process which will be regularly reviewed and easily accessible. PAS will review any changes before these are finalised.
4.3. PAS will request insights from resident/landowner feedback from the CPA in order to consider development of the land acquisition policies.
4.4. PAS will review and respond to all requests from AAs for exceptions to standards through the CPA.
Standard: Reporting
Introduction:
The standards for reporting aim to measure whole of government performance, improve transparency and accountability in the land acquisition process for residents/landowners, and encourage continuous improvement.
Scope:
These standards apply to all acquiring authorities that acquire land under the Land Acquisition (Just Terms Compensation) Act 1991 (the Act). References to acquiring authorities include all NSW Government Agencies, local councils and any organisation undertaking land acquisition under the Act, and must be adhered to by their staff and contractors. These standards form part of a package of minimum requirements that apply to the Personal Manager Acquisitions role, Acquiring Authorities (AA), the Centre for Property Acquisition (CPA) within TfNSW, and the Property Acquisition Standards Group (PAS).
Required Outcomes:
Ongoing review of land acquisition legislation, standards and processes and identifying opportunities for continuous improvement
Regular reporting on land acquisition activity and providing visibility to Ministers and the public
Understanding the impact of the reform through compliance and KPI reporting
Assurance that standards are being consistently applied across government
Government has confidence that the land acquisition process is being consistently applied across all acquiring authorities
Details:
1. Acquiring authority
1.1. The AA will include KPIs regarding optimal resident/landowner outcomes into broader project objectives which will be reported through CPA to PAS.
1.2. All communications to the resident/landowner related to the acquisition must be recorded in the CRM system including records of conversations with the residents/landowners. The PMA must become familiar with project communications received by the resident/landowner (e.g by utilising Consultation Manager).
1.3. All property acquisition activity must be recorded in the CRM. The acquiring authority must ensure all property acquisition related information is kept private and secure and only made available to authorised users from the AA and CPA. PAS will have access to anonymized data from the CRM tool necessary to carry out their functions.
1.4. The AA will provide a comprehensive view of pipeline of acquisitions to the CPA.
1.5. The AA is accountable for the accuracy of information in the CRM relating to their project and ensuring all parties involved in the acquisition process have entered information relating to their case until resolution.
1.6. The Project Director will periodically and upon request provide an attestation that the information in the CRM in relation to their project is accurate.
2. Personal Manager Acquisition
2.1. The PMA is responsible for the accuracy of information in the CRM relating to their engagement with the resident/landowner.
2.2. All property acquisition-related information shall be kept private and secure
2.3. Resident/landowner feedback will be collated throughout the acquisition process and stored in CRM.
3. Centre for Property Acquisition
3.1. All property acquisition-related reporting will meet all NSW Government privacy and confidentially requirements.
3.2. The CPA must maintain a whole of government pipeline view for property acquisitions and will make anonymised data available to the PAS Group as required
3.3. The CPA will capture resident/landowner feedback after the acquisition process is complete. PAS may obtain access to anonymized data to improve policies or standards.
3.4. The CPA will provide insights from resident/landowner feedback to PAS and the AA to be incorporated in all guidelines, position descriptions, training and performance reviews.
3.5. The CPA must provide (and procure from the AA) accurate and timely information to PAS for the purposes of PAS fulfilling its roles and responsibilities.
4. Property Acquisition Standards Group
4.1. PAS will report on a bi-annual basis to the public and ministers on whole of government property acquisition activities, and provide other related reporting as required.
4.2. PAS will manage and report on the Land Acquisition Key Performance Indicators.
4.3. PAS will ensure precise and consistent definitions across projects and across government.
4.4. PAS will identify and review standards for the NSW Government property acquisitions CRM.
4.5. All property acquisition-related reporting will meet all NSW Government privacy and confidentially requirements.
4.6. PAS must ensure all property acquisition related information is kept private and secure and only made available to authorised users from the AA, CPA and PAS (anonymised data only).
Appendix A: Exception process for providing less than the six-month fixed-term negotiation period
Introduction:
In response to reviews of the NSW land acquisition process by David Russell SC and the Customer Service Commissioner, the NSW Government will implement a six-month fixed-term negotiation period before compulsory acquisition can commence.
The amendment to the Land Acquisition (Just Terms Compensation) Act 1991 will require a fixed period of no less than six months in which an acquiring authority must seek to achieve agreement with the landowner. This negotiation period commences on the date the landowner is advised of the acquisition, ending on the date a Proposed Acquisition Notice (PAN) is issued.
Scope:
This exception process applies to all acquiring authorities that acquire land under the Land Acquisition (Just Terms Compensation) Act 1991 (the Act).
For exceptions to other standards, approval should be sought through the Centre for Property Acquisition who will liaise accordingly with the Property Acquisition Standards Group to obtain approval.
Details:
In the event that the six-month fixed-term negotiation period needs to be shortened, the following process must be adhered to:
1. Request for approval
1.1. Any proposed reduction to the six-month timeframe by the AA must be communicated to PAS (via the CPA) before a request is made to the Ministers to ensure CPA and PAS are sufficiently briefed to provide advice to the Ministers as needed.
1.2. The Minister responsible for the acquiring authority will write to the Minister for Finance, Services and Property seeking approval for a reduction to the six-month fixed-term negotiation period.
2. Required information
2.1. Information to be provided to the Minister for Finance, Services and Property includes:
how many landowners will be impacted
an outline of why the shortened timeframe is needed such as, but not limited to, environmental, government project commitments, including project completion commitments and contractual or financial impacts, or to achieve overall best public outcomes.
3. Timing
3.1. The Minister for Finance, Services and Property will be provided 28 days to respond to the exception request.
4. Approval
4.1. If the Minister for Finance, Services and Property is satisfied that it is impracticable to have a six-month period of negotiation, the acquiring authority will be notified of the approval in writing. If not approved, the six-month fixed-term negotiation period will remain in place.
5. Exceptions
5.1. Exceptions already in place to the negotiation period include:
agreement is achieved before expiry of the six-month period
the landowner formally notifies the acquiring authority that he or she is not prepared to reach a negotiated agreement and requests that the Valuer General determine the compensation
the acquiring authority allows a longer period of negotiation
the landowner cannot be contacted following reasonable attempts
land below the surface is acquired (for example, for the purposes of building a tunnel)
the land is being acquired from another statutory agency
it is a partial acquisition of an interest in land other than freehold that does not impact on a residence or the utility/livability of the residents in occupation.
Appendix B: Definitions
Acronym
Term
Definition
AA
Acquiring authorities
NSW Government Agencies, local government councils and any organisation covered by the NSW Land Acquisition (Just Terms Compensation) Act 1991 (the Act).
CPA
Centre for Property Acquisition
The CPA within Transport for NSW has responsibility for providing the PAS Group with accurate and timely information and advice regarding the compliance of CPA and AAs, and the effectiveness of the standards in achieving resident and project outcomes. Such information may inform legislative change recommendations in relation to the NSW Land Acquisition (Just Terms Compensation) Act 1991 (the Act) and policy change recommendations in relation to Land Acquisition.
The CPA is responsible for operational compliance by Acquiring Authorities and their associated projects with the NSW Land Acquisition (Just Terms Compensation) Act 1991 (the Act) and the prescribed property acquisition standards.
The CPA is responsible for operational standardisation and consistency in the way land acquisition is performed across acquiring authorities and their projects via - standardised recruitment of PMAs, standardised training of PMAs and other project staff associated with the property acquisition process, standardisation of communication collateral, standardisation of core processes and the provision of standard case management system/s for tracking acquisition activities.
The CPA is responsible for tracking Acquiring Authority and project performance against performance measures and targets as set by the PAS Group and reviewing project acquisition plans and providing in-put as appropriate.
PAS
Property Acquisitions Standards Group
The PAS Group within the Department of Finance Services and Innovation has responsibility for the administration of the NSW Land Acquisition (Just Terms Compensation) Act 1991 (the Act), including recommending changes to the legislation, setting of whole of government policy in relation to Land Acquisition, providing advice, reporting and recommendations to Government and monitoring compliance by Acquiring Authorities and their associated projects with the NSW Land Acquisition (Just Terms Compensation) Act 1991 (the Act) and the prescribed property acquisition standards.
The PAS Group will provide advice to the CPA and acquiring authorities (in conjunction with the CPA) on the application of the property acquisition standards and request information as necessary, of acquiring authorities (via coordination with the CPA), to fulfil its responsibilities.
The PAS Group also has responsibility for setting of sector wide performance measures and targets in relation to the property acquisition process and reporting on the performance of Acquiring Authorities and their associated projects in relation to the NSW Land Acquisition (Just Terms Compensation) Act 1991 (the Act) and the prescribed property acquisition standards.
The PAS Group will request information from the CPA and AAs (via CPA), as required, in relation to Acquiring Authority and project compliance with the NSW Land Acquisition (Just Terms Compensation) Act 1991 (the Act) and the prescribed property acquisition standards. It also will request operational performance reporting information, and ad hoc information requests from the CPA as necessary to fulfil its responsibilities. The PAS Group will have the opportunity to participate in the CPA review of project acquisition plans to the extent required to fulfil its responsibilities.
CPM
Community Place Manager
CPMs will be assigned to provide timely and accurate information to the community. CPMs are the primary point of contact for corridor and neighbour residents/landowners for the duration of the project and undertake all project general communication including community information sessions. There is close interaction between CPMs and PMAs to share resident/landowner information as required.
CRM
Customer Relationship Management system
The sector-wide customer relationship management system being developed for the property acquisition process.
PMA
Personal Manager Acquisitions
Each resident/landowner whose property is acquired for a major project under the Act will be allocated a PMA by the relevant acquiring authority. The PMA will provide end-to-end management of the projects interaction with the resident/landowner and will ensure all collateral to the resident/landowner will is recorded in the CRM.
PAN
Proposed Acquisition Notice
Compulsory acquisition starts when the acquiring authority notifies the landowner in writing that it intends to acquire the land compulsorily. This is done through a Proposed Acquisition Notice
SPMA
Specialist Personal Manager Acquisitions
SPMAs provide a mentoring function to PMAs and act as a second opinion to validate the PMAs proposed approach to complex cases. SPMAs will be recruited and deployed by the CPA.
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Compensation for the disadvantage resulting from relocation
An increased maximum amount of solatium (renamed disadvantage resulting from relocation) from $27,235 to $75,000, indexed to CPI. This compensation more equitably recognises the difficulty and disruption to a citizen in having to relocate from the principal place of residence due to its acquisition by the Government for a public purpose.
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Property Acquisition Plan
A plan to be provided by the AA to the CPA ahead of the commencement of acquisition activity. PAS may elect to participate in a peer review for acquisition plans for specific projects on a risk basis.
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